A. Process. This section provides a process for preparing,
processing, reviewing, adopting, and amending a specific plan.
B. Compliance. When required by subsection
4.20.030 (Applicability), below, the general plan, or this zoning ordinance to systematically implement the general plan for any part of the city, a specific plan shall be prepared, processed, approved, and implemented in compliance with this chapter.
(Ord. No. 1062, § 2(Exh.
A), 11-25-04)
An adopted specific plan shall replace the base zoning district
for the subject property, and the development standards and design
guidelines identified in the specific plan shall take precedence over
the general standards contained in this zoning ordinance and any city
adopted design guidelines.
(Ord. No. 1062, § 2(Exh.
A), 11-25-04)
A. Authority to adopt and amend. An application for a specific
plan shall be considered by the council.
B. Specific plan required. A specific plan, which is designed
to provide for flexibility and encourage innovate use of land resources
and development of a variety of housing and other development types,
shall be required when it could assist in the comprehensive master
planning of a specific area or site.
(Ord. No. 1062, § 2(Exh.
A), 11-25-04)
A. Two acres. The minimum project area for a specific plan
shall be three acres.
B. Ownership. The project area may be one lot under single
ownership or a combination of adjoining parcels subject to a unified
planning concept.
(Ord. No. 1062, § 2(Exh.
A), 11-25-04)
A specific plan may be initiated in the following manner:
A. Council. By a resolution by the council; or
B. Application. The filing of an application with the department
by the owner or authorized agent of property for which the specific
plan is sought. If the property is under more than one ownership,
all of the owners or their authorized agents shall join in filing
the application.
(Ord. No. 1062, § 2(Exh.
A), 11-25-04)
The draft specific plan shall include detailed information in
the form of text and diagram(s), organized in compliance with State
law (
Government Code section 65451).
A. Required information. At a minimum, the following information
shall be provided:
1. Proposed land uses. The distribution, location,
and extent of land uses proposed within the area covered by the specific
plan, including open space areas;
2. Infrastructure. The proposed distribution, extent,
intensity, and location of major components of public and private
circulation/transportation, drainage, energy, sewers, solid waste
disposal, utilities, water, and other essential facilities proposed
to be located within the specific plan area and needed to support
the proposed land uses;
3. Land use and development standards. Standards, criteria,
and design guidelines by which development would proceed, and standards
for the conservation, development, and utilization of natural resources,
where applicable;
4. Implementation measures. A program of implementation
measures, including financing, methods, programs, regulations, and
public works projects, necessary to carry out and provide the proposed:
a. Development and conservation standards and criteria, infrastructure,
and land uses;
b. Public amenities, based on a nexus between development exactions
being imposed and the development-induced needs being met by those
exactions;
c. Orderly phasing of the development; and
d. Other measures needed to protect the health, safety, and well-being
of the community.
5. Relationship to general plan. A discussion of the
relationship of the specific plan to the goals, policies, and objectives
of the general plan; and
6. Additional information. The specific plan shall
contain additional information deemed to be necessary by the director
based on the characteristics of the area to be covered by the plan,
applicable goals, policies, and objectives of the general plan, or
any other issue(s) determined by the director to be significant.
B. Costs to be borne by the applicant. The specific plan, and
all environmental studies required as a result of the specific plan,
shall be paid for by the applicant.
(Ord. No. 1062, § 2(Exh.
A), 11-25-04)
A draft specific plan shall be processed in the same manner
as required for general plans by state law, and as follows:
A. Public meeting(s) required.
1. Before preparation of the specific plan, the city shall hold at least
one public/neighborhood meeting to identify potential community impacts
and concerns relating to the proposed plan.
2. Before consideration of the specific plan by the council, the city
shall hold at least one public/neighborhood meeting to review the
plan with the local community.
3. Public notice of the council meeting is required in compliance with
section 26 (Public Hearings).
B. Application filing. The following shall apply if the specific
plan is initiated by the filing of a specific plan application:
1. An application for a specific plan shall be filed and processed in
compliance with section 18 (Applications, Processing, and Fees).
2. The application shall be accompanied by the information identified in the department handout for specific plan applications and subsection
4.20.060 (Preparation and content), above.
C. Environmental review. The draft specific plan shall be subject to environmental review as identified in subsection
4.18.060 (Environmental assessment);
D. Staff report. A written staff report shall be prepared for
the draft specific plan which shall include detailed recommendations
and proposed findings necessary for adoption of the plan; and
E. Public hearings. A proposed specific plan shall be subject
to a public hearing before the council before its adoption, in the
following manner:
1. After receipt of the director's recommendation, the city clerk shall
schedule a public hearing on the proposed specific plan.
2. Notice of the public hearing shall be provided, and the hearing shall
be conducted in compliance with section 26 (Public Hearings).
3. After the public hearing, the council may adopt the specific plan, disapprove the plan, or adopt the plan with modifications, with appropriate findings in compliance with section
4.20.080 (Adoption of specific plan), below.
(Ord. No. 1062, § 2(Exh.
A), 11-25-04)
A. Council's action. The council may adopt a specific plan
only after first finding that:
1. The proposed development is in conformance with the goals, policies,
and objectives of the general plan;
2. The design, location, shape, size, operating characteristics, and
the provision of public and emergency vehicle (e.g., fire and medical)
access and public services and utilities (e.g., fire protection, police
protection, water, schools, solid waste collection and disposal, storm
drainage, wastewater collection, treatment, and disposal, etc.), would
ensure that the proposed development would not endanger, jeopardize,
or otherwise constitute a hazard to the public health, safety, or
general welfare, or injurious to the property or improvements in the
vicinity and base zoning district in which the property is located;
3. The proposed development would:
a. Ensure quality development by encouraging greater creativity and
aesthetically pleasing designs for the individual components of the
development and the development as a whole;
b. Ensure the timely provision of essential public services and facilities
consistent with the demand for the services and facilities; and
c. Promote a harmonious variety of housing choices and commercial and
industrial activities, if applicable; attain a desirable balance of
residential and/or employment opportunities; and result in a high
level of amenities and the preservation of the natural and scenic
qualities of open space.
4. The subject site is:
a. Physically suitable for the proposed land use designation(s);
b. Physically suitable for the type and density/intensity of development
being proposed;
c. Adequate in shape and size to accommodate the proposed development;
and
d. Served by streets adequate in width and pavement type to carry the
quantity and type of traffic expected to be generated by the proposed
development.
B. Adoption. The specific plan shall be adopted by ordinance,
or by resolution of the council, in compliance with state law (Government
Code section 65453).
(Ord. No. 1062, § 2(Exh.
A), 11-25-04)
A. Development within specific plan area. After the adoption
of a specific plan, a public works project, a tentative map or parcel
map, for which a tentative map was not required, and an amendment
to this zoning ordinance may be approved/adopted within an area covered
by a specific plan only if it is first found consistent with the specific
plan.
B. Specific plan fee surcharge. The council may impose a specific
plan fee surcharge on development permits within the specific plan
area, in compliance with State law (
Government Code section 65456).
C. Amendments.
1. An adopted specific plan may be amended through the same procedure
specified by this Section for the adoption of a specific plan.
2. The specific plan may be amended as often as deemed necessary by
the council, in compliance with state law (
Government Code section
65453).
(Ord. No. 1062, § 2(Exh.
A), 11-25-04)
All adopted specific plans are available for review at the department.
(Ord. No. 1062, § 2(Exh.
A), 11-25-04)